Understanding the N12 Notice in Ontario

By Solutions Property Management — Sat Jun 20 2026

The N12 lets a landlord end a tenancy for personal or family use. Here is how it works, the rules, and the penalties for misuse.

Understanding the N12 Notice in Ontario

The N12 is one of the most misunderstood forms in Ontario tenancy law. It allows a landlord to end a tenancy when they, a family member, or a purchaser intends to move into the unit. Used correctly it is legitimate. Used improperly it carries serious penalties.

What the N12 Is For

An N12 can be served when the rental unit is required for residential use by the landlord, the landlord's spouse, a child or parent, or a person providing care services. It can also be used on behalf of a purchaser who intends to move in after buying the property.

Notice Period and Compensation

The N12 requires at least 60 days notice, ending on the last day of a rental period. Critically, the landlord must compensate the tenant with one month of rent, or offer another acceptable unit, before the termination date. Skipping this compensation invalidates the notice.

The Good Faith Requirement

The person named must genuinely intend to move in and live there for at least 12 months. The Landlord and Tenant Board scrutinizes N12 applications closely because the form has historically been misused to remove tenants and raise rent.

Penalties for Bad Faith

If a landlord serves an N12 but does not actually move in, or re lists the unit at a higher rent shortly after, the tenant can file a claim. Penalties can include significant fines, the difference in rent for up to a year, moving costs, and other damages. The risk of misuse is substantial.

The Bottom Line

The N12 is a legitimate tool when you or a close family member truly need the unit, but it must be served correctly, with proper notice and compensation, and in good faith. Because the penalties for getting it wrong are steep, many landlords work with a professional manager to ensure every step is handled by the book.